85 Ard Odonnell, Letterkenny, Letterkenny, Co. Donegal, F92 F98K
12 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 3 Bed · 1 Bath · 66m² · Terrace
Market Position
Below Typical Sale Prices
At €170,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
12 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €170,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Mcclures Terrace, Letterkenny, Donegal, Donegal | 2025-05-15 | — | |
| 5 Church Lane, Letterkenny, Co Donegal, Donegal | 2025-07-24 | — |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Improvement Potential: Upgrading the F BER rating to a C1 would require an estimated €10,000-€15,000 in insulation and heating upgrades, potentially increasing the property's value by €18,000-€25,000.
Size Efficiency: With 66m² and 3 bedrooms, the property offers 22m² per bedroom, which is slightly below the average for comparable 3-bed properties in areas where larger homes are common.
Renovation Opportunity: The F BER rating suggests significant energy efficiency improvements are needed, with an estimated cost of €8,000-€12,000 for basic upgrades (e.g., attic and cavity wall insulation) to reach a D rating, potentially adding €12,000-€18,000 in value.
Hypothesis: The F BER rating, while currently a cost factor, presents a significant opportunity for value creation; by investing in energy efficiency, the property could achieve a much higher market appeal and potentially command a price premium comparable to properties with C or B BER ratings in the immediate vicinity, which might be selling for up to €30,000 more.
Amenities
Transport Connectivity: While specific routes are not detailed, the location in Letterkenny, Co. Donegal, suggests access to Bus Éireann services connecting to regional hubs, offering essential connectivity.
Local Services: Letterkenny provides a range of amenities including Letterkenny University Hospital, Aura Leisure Centre Letterkenny, and various supermarkets like Lidl and Aldi, catering to daily needs.
Educational Proximity: The area is served by several schools, including Scoil Mhuire Gan Smal and Coláiste Ailigh, making it a potentially attractive location for families.
Hypothesis: The availability of Letterkenny University Hospital and multiple educational institutions within the town's limits, combined with its status as a regional hub, implies that properties in Ard Odonnell, despite the F BER rating, benefit from a baseline demand driven by essential services and employment opportunities, potentially mitigating some of the valuation concerns.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.